Reviews
Join the clients behind 87,000+ papers resolved since 2010
Google review excerpts from Utah clients.
They sent the affidavit promptly and even filed the Return of Service with the court for me.
If I ever need Summons served again I wouldn’t hesitate for ONE second…
…they were great at giving me updates and helping me stay informed along the way.
71 five-star reviews on Google.
Before you start: what you can’t do
Don’t change the locks, shut off utilities, remove doors or take belongings. Utah law only allows a tenant to be removed through the court process (Utah Code 78B-6-814), and a do-it-yourself lockout can expose you to a lawsuit for damages. The legal process is quick if you follow it.
The four steps of a Utah eviction
Step 1: Serve the right notice
The notice period depends on the reason (Utah Code 78B-6-802):
- Unpaid rent: 3 business days to pay or move out
- A fixable lease violation: 3 calendar days to fix it or move out
- Nuisance, waste or criminal activity: 3 calendar days to move out
- Ending a month-to-month rental: 15 calendar days before the period ends
- Tenancy at will: 5 calendar days
- A fixed-term lease that has ended: no notice needed
Hand the notice to the tenant, leave it with an adult at the home, send it by certified or registered mail, or post it on the door if no one is there. We post notices for $64 with a photo and GPS stamp. Removing a squatter follows these same steps; see squatter removal. The Utah Courts eviction guide for landlords has the forms.
Step 2: File the eviction case
If the notice runs out and the tenant is still there, file an unlawful detainer complaint in the district court for the county where the property is. The court issues a summons. Someone 18 or older who isn’t part of the case has to serve it, so you can’t serve it yourself. We serve eviction summonses for $85. The tenant then has 3 business days to answer (Utah Code 78B-6-807).
Step 3: Get the judgment and the order of restitution
If the tenant doesn’t answer, ask the court for a default judgment. If they answer, the court may hold an occupancy hearing, and a trial has to start within 60 days of service while the tenant is still living there (Utah Code 78B-6-810). When you win, the court issues an Order of Restitution.
Step 4: Serve the order and schedule the lockout
After the Order of Restitution is served, the tenant usually has 3 calendar days to move out. The court can order an immediate return in a few cases, such as a criminal nuisance finding or a tenant who missed the hearing (Utah Code 78B-6-812). If the tenant is still there, only a constable or sheriff may remove them. Our deputies restore possession and you change the locks. Lockout service is $99.
How long does a Utah eviction take?
An uncontested Utah eviction often takes a few weeks from notice to lockout. The legal minimums add up quickly: the notice period, 3 business days to answer the summons, the court’s order, and 3 calendar days after the order is served. A tenant who answers and asks for a trial can add weeks. These are typical times, not a guarantee.
What happens to the tenant’s belongings?
Belongings left after a lockout are stored and treated as abandoned. The tenant gets reasonable access within 5 business days to pick up clothing, ID, and financial and medical items. Property no one claims can be sold or donated after 15 calendar days, and pets go to the tenant or to animal control (Utah Code 78B-6-816). We walk you through these steps before lockout day.
Collecting what they owe
The judgment can include back rent and damages. Collect it with a writ of garnishment on wages or a bank account, or a writ of execution on property, served by the same constable’s office.
Costs
Notice posting $64, eviction summons $85 and lockout $99 at Wasatch Constables, plus the court’s filing fee. See all prices.
FAQs
Eviction questions
How long does a Utah eviction take?
It depends on the reason for the notice. A notice for unpaid rent runs 3 business days, and ending a month-to-month rental takes 15 calendar days. After that, service and the court’s timeline vary by county and by whether the tenant answers. Many uncontested cases go from notice to lockout in a few weeks.
Can I just change the locks myself?
No. In Utah that’s a self-help eviction and the tenant can sue you for damages. The only lawful removal is an Order of Restitution enforced by a constable or sheriff.
Can I pay a tenant to leave instead of evicting?
Yes. Utah has no law on “cash for keys.” It is a private agreement, so put it in writing with the move-out date and the condition the unit must be in. If the tenant doesn’t leave by that date, you still need the court process to remove them.
How soon after the order can the lockout happen?
After the period stated in the order runs out. We schedule the lockout for the first available day after that.
Do you handle the tenant’s belongings?
The Order of Restitution and Utah law govern what happens to property left behind. We’ll walk you through your obligations before lockout day.
Ready to get your papers served?
Need a first attempt today? Choose Rush or Guaranteed and submit before noon Mountain Time on a weekday. Scheduling is subject to acceptance. After noon, call 801-392-9400.
Weekdays 8:30 to 5.